I am not in a position to travel far from Canonbury. Please explain the reason why all Canonbury conveyancers are not on all mortgage company panels?
Mortgage Companies tend to impose restrictions on either the type or volume of conveyancing solicitors on their approved list of lawyers. A common example of such restriction(s) being that a firm must have at least two partners. As well as restricting the type of firm, some have made a decision to reduce the number of firms they use to represent them. It is worth noting that mortgage companies have no responsibility for the quality of conveyancing provided by any Canonbury property lawyer on their panel. Increases in mortgage fraud was the primary trigger for the reduction of solicitor panels from 2008 notwithstanding that there are conflicting assessments about whether solicitors sat at the center of that fraud. Data published by HMLR reveal that thousands of law practices only transact a couple of conveyances a year. Those advocating conveyancing panel consolidation question why conveyancing firms deserve any entitlement to remain on a bank panel when it is evident that conveyancing is not their speciality?
I have given 2 months notice to my current landlord and must be out of my rented property in Canonbury by 31/12/2025. Conveyancing for my house purchase is progressing. How realistic is it to complete in a couple of weeks as don't want to have to move into temporary accommodation?
The normal practice is not to provide notice on a rental until you have exchanged. Assuming that you have not already done so, update to your lawyer and urge them to they seek the assistance the other solicitors, try to an acceptable time-line that all parties will work to achieve
How up to date is your search tool for Canonbury conveyancing solicitors on the Barclays conveyancing panel? Do Barclays send you an updated list?
Canonbury conveyancing firms themselves provide us confirmation that they are on the Barclays conveyancing panel as opposed to being supplied with a list from Barclays directly.
What is your number one tip for finding a conveyancing solicitor in Canonbury
Do not opt for the lowest Canonbury conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
I am due to exchange contracts on my flat. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being pedantic. The Canonbury solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Canonbury solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Canonbury surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Over the last few months I have been searching for a ground for flat up to £195,000 and identified one close by in Canonbury I like with amenity areas and station nearby, however it only has 52 years unexpired on the lease. There is not much else in Canonbury for this price, so just wondered if I would be making a mistake buying a short lease?
If you need a mortgage that many years may be an issue. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this.
As co-executor for the will of my grandfather I am disposing of a residence in Newport but live in Canonbury. My conveyancer (approximately 300 miles from meneeds me to execute a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Canonbury who can witness this legal document for me?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are located in Canonbury